10 W 4th St · Pottstown, PA 19464

$159,900

2 bd · 2.0 ba · 932 sqft · Townhouse public records · 69 Days on market

Built 1925 2,251 sqft lot $172/sqft · 8% above area Est $148k · 8% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.6/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• ARV discount +4.0/15.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great home featuring two bedrooms and two full baths. Large living room with a ceiling fan. Great eat in kitchen has Maple cabinets, Refrigerator, dishwasher, range and stainless sink & faucet. There are two full bathrooms(one on each level). Home features tilt in windows. Both bedrooms are good size with a closet and ceiling fan. New LVP flooring in 2023. The exterior has a nice covered rear porch and separate patio area along with a fenced yard and off street parking for two cars. * * All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

Key facts

• Built 1925
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (0.1% below list).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.0% in Pottstown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#643 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D+, crime F.
• Pottstown SD (suburban): math 11% / reading 23% proficiency, ranked #504 of 539 in PA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln El Sch (math 12% / reading 32%, grade F, #1,221 of 1,518 statewide, top 81%, 332 students, 100% FRL); Pottstown Ms (math 6% / reading 20%, grade F, #486 of 512 statewide, top 95%, 915 students, 100% FRL); Pottstown Shs (math 37% / reading 10%, grade F, #379 of 437 statewide, top 87%, 912 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 213 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $148,448
• List price: $159,900
• Delta: 7.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Beech St	0.23mi	3/1.0 (+1)	932 (0%)	12mo	$228,000	$245	70
403 Manatawny St	0.23mi	2/1.5	916 (-2%)	19mo	$195,000	$213	68
348-1/2 Lincoln Ave	0.50mi	3/1.0 (+1)	959 (+3%)	2mo	$120,000	$125	61
223 N Penn St	0.30mi	2/1.0	1,008 (+8%)	16mo	$135,000	$134	55
215 N Penn St	0.30mi	3/1.0 (+1)	1,024 (+10%)	8mo	$172,500	$168	53
510 Spruce St	0.49mi	2/1.0	816 (-12%)	1mo	$70,000	$86	52
23 W 4th St	0.03mi	3/1.5 (+1)	1,069 (+15%)	20mo	$235,000	$220	51
107 Walnut St Unit 107-C	0.26mi	2/1.5	1,056 (+13%)	18mo	$130,000	$123	49
516 Spruce St	0.50mi	3/1.0 (+1)	1,035 (+11%)	6mo	$175,000	$169	44
620 Manatawny St Unit CONDO 25	0.74mi	3/2.0 (+1)	1,040 (+12%)	4mo	$169,000	$163	38
322 South St	0.73mi	2/1.0	1,066 (+14%)	1mo	$197,500	$185	38
620 Manatawny St Unit CONDO 21	0.74mi	3/2.0 (+1)	1,040 (+12%)	18mo	$170,000	$163	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-12,816
• Equity at exit: $23,842

10-year hold

• IRR: 4.3%
• Equity multiple: 1.34×
• Total profit: $15,189
• Equity at exit: $13,825

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 19464

• Rents YoY: 4.9%
• Active inventory: 213
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$839
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $156

Break-even live

Break-even rent $1,400

Max offer price $159,900

Occupancy floor 85%

Sensitivity live

Price	-10% $246	-5% $201	+0% $156	+5% $110	+10% $65
Rent	-10% $29	-5% $93	+0% $156	+5% $219	+10% $282
Rate	-1.0pp $236	-0.5pp $196	base $156	+0.5pp $114	+1.0pp $72

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 E 5th St Pottstown, PA	2.0	1.0	796	$1,700	$2.14	20d	1	0.12mi
5 E 2nd St Pottstown, PA	3.0	1.5	1085	$2,000	$1.84	4d	1	0.13mi
261 N York St Unit A Pottstown, PA	3.0	1.0	800	$1,550	$1.94	45d	1	0.18mi
261 N York St Pottstown, PA	2.0	1.0	800	$1,700	$2.12	20d	1	0.18mi
261 N York St Unit F Pottstown, PA	1.0	1.0	600	$1,250	$2.08	26d	1	0.18mi
207 Manatawny St Unit B Pottstown, PA	2.0	1.0	900	$1,350	$1.50	4d	1	0.23mi
151 N Hanover St Unit 1 Pottstown, PA	2.0	1.0	1000	$1,600	$1.60	20d	1	0.33mi
148 Walnut St Unit 2 Pottstown, PA	1.0	1.0	900	$1,400	$1.56	26d	1	0.34mi
48 Chestnut St #2 Pottstown, PA	3.0	1.0	1100	$1,700	$1.55	45d	1	0.35mi
63 King St Unit 2 Pottstown, PA	1.0	1.0	800	$1,300	$1.62	26d	1	0.40mi
262 Beech St Unit 2 Pottstown, PA	2.0	1.0	1000	$1,550	$1.55	45d	1	0.40mi
265 Beech St Pottstown, PA	1.0	1.0	600	$1,150	$1.92	45d	1	0.40mi
113 King St Pottstown, PA	1.0	1.0	600	$1,000	$1.67	3d	1	0.41mi
308 Walnut St Pottstown, PA	3.0	1.0	888	$1,950	$2.20	6d	1	0.47mi
422 Upland St Pottstown, PA	2.0–3.0	1.0–2.0	1082	$1,650	$1.52	0d	5	0.47mi
20 S Hanover St Unit 2B Pottstown, PA	1.0	1.0	800	$1,400	$1.75	20d	1	0.57mi
60 N Franklin St Unit 2 Pottstown, PA	1.0	1.0	850	$1,100	$1.29	26d	1	0.67mi
56 S Charlotte St Pottstown, PA	2.0	1.5	909	$1,520	$1.67	0d	1	0.68mi
420 Chestnut St Unit 2 Pottstown, PA	2.0	1.5	1034	$1,795	$1.74	18d	1	0.69mi
657 N Charlotte St Unit 2 Pottstown, PA	2.0	1.0	1050	$1,700	$1.62	0d	1	0.70mi
384 E High St Apt 3 Pottstown, PA	1.0	1.0	700	$1,100	$1.57	17d	1	0.73mi
541 Lincoln Ave Pottstown, PA	3.0	1.0	1094	$1,975	$1.81	26d	1	0.75mi
450 South St Pottstown, PA	3.0	1.5	1024	$1,995	$1.95	45d	1	0.89mi
113 S Washington St Unit B Pottstown, PA	2.0	1.0	1000	$1,700	$1.70	7d	1	0.91mi
298 Diamond St Pottstown, PA	3.0	1.0	1000	$1,989	$1.99	0d	1	0.96mi
735 Fisher Ave Unit 2 Pottstown, PA	2.0	1.0	850	$1,550	$1.82	26d	1	1.17mi
824 E High St Unit 3 Pottstown, PA	2.0	2.0	900	$1,650	$1.83	45d	1	1.20mi
814 South St Pottstown, PA	3.0	1.0	1008	$1,995	$1.98	26d	1	1.27mi
644 Kline Ave Pottstown, PA	2.0	1.0–1.5	1103	$2,195	$1.99	0d	2	1.31mi
303 Lemon St Stowe, PA	2.0	1.0	1000	$1,950	$1.95	45d	1	1.45mi

Listing history 42 events

1. 2026-05-31
   days on market $159,900 Active 69 DOM
2. 2026-05-05
   price $159,900 624-char remark

   Show marketing remark (624 chars)

   This is a great home featuring two bedrooms and two full baths. Large living room with a ceiling fan. Great eat in kitchen has Maple cabinets, Refrigerator, dishwasher, range and stainless sink & faucet. There are two full bathrooms(one on each level). Home features tilt in windows. Both bedrooms are good size with a closet and ceiling fan. New LVP flooring in 2023. The exterior has a nice covered rear porch and separate patio area along with a fenced yard and off street parking for two cars. * * All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

3. 2026-04-24
   price $164,900 624-char remark

   Show marketing remark (624 chars)

   This is a great home featuring two bedrooms and two full baths. Large living room with a ceiling fan. Great eat in kitchen has Maple cabinets, Refrigerator, dishwasher, range and stainless sink & faucet. There are two full bathrooms(one on each level). Home features tilt in windows. Both bedrooms are good size with a closet and ceiling fan. New LVP flooring in 2023. The exterior has a nice covered rear porch and separate patio area along with a fenced yard and off street parking for two cars. * * All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

4. 2026-03-24
   listed $167,500 Active 624-char remark

   Show marketing remark (624 chars)

   This is a great home featuring two bedrooms and two full baths. Large living room with a ceiling fan. Great eat in kitchen has Maple cabinets, Refrigerator, dishwasher, range and stainless sink & faucet. There are two full bathrooms(one on each level). Home features tilt in windows. Both bedrooms are good size with a closet and ceiling fan. New LVP flooring in 2023. The exterior has a nice covered rear porch and separate patio area along with a fenced yard and off street parking for two cars. * * All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

5. 2026-03-23
   historical $167,500 624-char remark

   Show marketing remark (624 chars)

   This is a great home featuring two bedrooms and two full baths. Large living room with a ceiling fan. Great eat in kitchen has Maple cabinets, Refrigerator, dishwasher, range and stainless sink & faucet. There are two full bathrooms(one on each level). Home features tilt in windows. Both bedrooms are good size with a closet and ceiling fan. New LVP flooring in 2023. The exterior has a nice covered rear porch and separate patio area along with a fenced yard and off street parking for two cars. * * All dimensions of lots and building/room sizes are estimated and should be verified by consumer/buyer for accuracy.

6. 2022-09-01
   soldstatus $80,000
7. 2021-10-19
   soldstatus $50,000
8. 2019-03-21
   status Pending
9. 2019-03-21
   historical
10. 2019-03-20
    listed $59,900 Active
11. 2015-02-02
    soldstatus $40,000
12. 2013-10-18
    historical
13. 2013-05-16
    historical
14. 2013-05-13
    listed $53,777
15. 2013-05-08
    soldstatus $30,000 Sold
16. 2013-05-08
    soldstatus $30,000
17. 2013-03-20
    price $39,900 Active
18. 2013-03-20
    status Active
19. 2013-03-20
    historical
20. 2012-10-15
    status Under Contract
21. 2012-10-09
    price $29,900
22. 2012-09-17
    price $34,900
23. 2012-08-20
    price $39,900
24. 2012-07-18
    price $45,000
25. 2012-06-25
    price $55,000
26. 2012-06-05
    price $65,000
27. 2012-05-14
    listed $75,000 Active
28. 2012-05-14
    listed $39,900
29. 2012-02-22
    historical
30. 2011-10-07
    listed $89,900
31. 2011-08-31
    historical
32. 2011-03-10
    listed $104,900
33. 2007-07-10
    historical
34. 2007-03-01
    listed $125,000
35. 2006-05-25
    soldstatus $112,500
36. 2006-05-25
    soldstatus $112,500
37. 2006-05-05
    historical
38. 2006-04-21
    listed $112,500
39. 2005-10-11
    historical
40. 2005-08-19
    listed $46,900
41. 1999-07-29
    soldstatus $50,000
42. 1989-02-28
    soldstatus $57,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,407 · $201/mo
• Projected year-2 tax: $2,467 · $206/mo
• Expected delta: +$60/yr (+$5/mo · 2.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,159
• − Mortgage interest: −$8,957
• − Property taxes: −$2,407
• − Insurance: −$800
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,652
• Taxable loss: −$721
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $2,040/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pottstown SD
• NCES district ID: 4219680
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 23% ▼ -19.00%
• Median HH income: $43,739
• Composite: 14.78/100
• National rank: #9390
• State rank: #504 of 539 in PA

Livability — Pottstown

• Score: 72/100
• State rank: #643
• US rank: #6257

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottstown, PA
• County: Montgomery County · 712,331 people
• City population: 49,101
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,101
• Household income: $79,787
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1797.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 856,074 people
• By 2030: 870,887 · +1.7%
• By 2040: 891,195 · +4.1%
• By 2050: 896,417 · +4.7%
• By 2075: 903,212 · +5.5%
• By 2100: 843,240 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: 20.8pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+26.3 2016: D+21.1 2012: D+14.3 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.73%
• Current HPI: 271.9399
• Rent YoY: ▲ 4.93%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+178.1% since first listed

41 events — show timeline

• 2026-05-05 Price Changed $159,900 BRIGHT MLS
• 2026-04-24 Price Changed $164,900 BRIGHT MLS
• 2026-03-24 Listed $167,500 BRIGHT MLS
• 2026-03-23 Coming Soon $167,500 BRIGHT MLS
• 2022-09-01 Sold (Public Records) $80,000 Public Records
• 2021-10-19 Sold (Public Records) $50,000 Public Records
• 2019-03-21 Pending — BRIGHT MLS
• 2019-03-21 Listing Removed — BRIGHT MLS
• 2019-03-20 Listed $59,900 BRIGHT MLS
• 2015-02-02 Sold (Public Records) $40,000 Public Records
• 2013-10-18 Listing Removed — BRIGHT MLS
• 2013-05-16 Delisted — TREND
• 2013-05-13 Listed $53,777 BRIGHT MLS
• 2013-05-08 Sold (MLS) $30,000 BRIGHT MLS
• 2013-05-08 Sold (MLS) $30,000 TREND
• 2013-03-20 Relisted — TREND
• 2013-03-20 Price Changed $39,900 TREND
• 2013-03-20 Listing Removed — BRIGHT MLS
• 2012-10-15 Pending — TREND
• 2012-10-09 Price Changed $29,900 TREND
• 2012-09-17 Price Changed $34,900 TREND
• 2012-08-20 Price Changed $39,900 TREND
• 2012-07-18 Price Changed $45,000 TREND
• 2012-06-25 Price Changed $55,000 TREND
• 2012-06-05 Price Changed $65,000 TREND
• 2012-05-14 Listed $39,900 BRIGHT MLS
• 2012-05-14 Listed $75,000 TREND
• 2012-02-22 Listing Removed — BRIGHT MLS
• 2011-10-07 Listed $89,900 BRIGHT MLS
• 2011-08-31 Listing Removed — BRIGHT MLS
• 2011-03-10 Listed $104,900 BRIGHT MLS
• 2007-07-10 Listing Removed — BRIGHT MLS
• 2007-03-01 Listed $125,000 BRIGHT MLS
• 2006-05-25 Sold (Public Records) $112,500 Public Records
• 2006-05-25 Sold (MLS) $112,500 BRIGHT MLS
• 2006-05-05 Listing Removed — BRIGHT MLS
• 2006-04-21 Listed $112,500 BRIGHT MLS
• 2005-10-11 Listing Removed — BRIGHT MLS
• 2005-08-19 Listed $46,900 BRIGHT MLS
• 1999-07-29 Sold (Public Records) $50,000 Public Records
• 1989-02-28 Sold (Public Records) $57,500 Public Records

Property tax history

-0.3%/yr

Latest (2026): $2,407 · +5.1% YoY. Source: county tax records.